06. Resolution 4711 - Preliminary Plat - Glacier Meadows SubdivisionTri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Preliminary Plat Approval - Glacier Meadows Subdivision
MEETING DATE: June 17, 2002
BACKGROUND: This is a request for preliminary plat approval of an 82 lot
residential subdivision located at the northwest corner of Granrud Lane and Whitefish
Stage Road. Whitefish Stage Condominiums were previously approved for this site
which was a 214 unit condominium project. This project has been replaced with the
current project proposal. The applicants are proposing this 82 lot subdivision be
developed in two phases with the first phase being developed on the east side of the
site and consisting of 36 lots and the second phase being developed on the west side
of the site consisting of 46 lots. The first phase of the subdivision would include the
extension of water and sewer from the south where it is located in Buffalo Stage and
the development of the access road off of Granrud Lane. There would be two accesses
into the subdivision, one from Whitefish Stage Road and one from Granrud Lane. A
green belt buffer area is proposed between the east portion of the subdivision and
Whitefish Stage Road. The lots within the subdivision range in size from 11,761
square feet to 13,939 square feet.
Water and sewer will be extended throughout the project at the developers expense
and in accordance with the City of Kalispell's Design and Construction Standards.
North Village Sewer District will provide sewer service to the subdivision. The City of
Kalispell currently maintains and operates the system through an interlocal
agreement with the district. It is anticipated that the City of Kalispell will assume
ownership of the North Village Sewer District in August of 2002 when the sewer
bonds will be paid. Water service will be provided by the Evergreen Water and Sewer
District to the development will be an extension of the Evergreen system. Any
extensions or improvements to the water system will have to be reviewed and
approved by the Evergreen Water and Sewer District. This will likely require looping
of the water system to obtain adequate fire flows.
Granrud Lane currently does not meet City road standards in that it lacks curb,
gutter, sidewalks and a landscape boulevard. Furthermore, the road right-of-way is
40 feet rather than the required 60 feet. The Kalispell Subdivision Regulations
require that primary access to a subdivision comply with the street standards of the
City of Kalispell. As previously discussed by the planning board and city council, the
single largest issue related to this subdivision is the upgrade of Granrud Lane.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
Preliminary Plat for Glacier Meadows Subdivision
June 6, 2002
Page 2
The planning board considered this issue and has amended the staff recommendation
that Granrud Lane be upgraded to City standards to allow the developer to upgrade
Granrud Lane within two years after the filing of the final plat for Phase 2. This was
intended to provide the developer with the opportunity to recoup some of the
investment made in developing the subdivision prior to incurring the expense of
upgrading Granrud Lane to City standards.
Another issue that arose from this proposal is the use of the buffer / park area
between the subdivision and Whitefish Stage Road to satisfy the parkland dedication
requirements. State and City subdivision regulations require that parkland be
provided in the amount of one ninth, or eleven percent, of the area in lots or to pay an
equivalent amount of the unimproved value of lots. Further, the City subdivision
regulations require that the area intended to serve as parkland dedication provide a
recreational amenity and undeveloped common area or open space does not satisfy
this requirement unless it provides protection of critical wildlife habitat; cultural,
historical or natural resources; or agricultural interest or aesthetic values. Therefore,
the parks department recommended that if the pedestrian walkway currently located
adjacent to the Whitefish Stage Road right-of-way were relocated a portion or all of the
parkland requirement could be met. The developers noted that they did not want to
relocate the pedestrian walkway and would eliminate the buffer area and pay the cash
in lieu of parkland dedication fee.
The Kalispell City Planning Board held a public hearing at a special meeting on May
28, 2002. The applicants explained their proposal and favored an alternative design
for Granrud Lane. Also that they would eliminate the buffer area, increase the size of
the lots and pay cash in lieu of parkland dedication. Two property owners from
Buffalo Stage subdivision to the south expressed concerns about increased traffic
along Granrud Lane which abuts their properties. A motion was made and passed
unanimously to forward a recommendation for approval of the preliminary plat for
Glacier Meadows subdivision subject to the recommended conditions as amended.
RECOMMENDATION: A motion to adopt the resolution approving the preliminary
plat for Glacier Meadows subdivision subject to conditions would be in order.
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
Narda A. VAlson Chris A. Kukulski
Senior Planner City Manager
Report compiled: June 6, 2002
Preliminary Plat for Glacier Meadows Subdivision
June 6, 2002
Page 3
c: Theresa White, Kalispell City Clerk
Attachments: Transmittal letter and Exhibit A (conditions of approval)
Staff report KPP-02-3 and application materials
Draft minutes from 5/28/02 planning board meeting
\TRANSMIT\KALiSPEL\2002 \KPP-02-3MEMO. DOC
RESOLUTION NO. 4711
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
GLACIER MEADOWS SUBDIVISION, MORE PARTICULARLY DESCRIBED AS
ASSESSOR'S TRACT 2 IN THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP
29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, Shaw Development, the owner of certain real property
described above, has petitioned for approval of the
Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission
held a public hearing on May 28, 2002, on the proposal
and reviewed Subdivision Report #KPP-02-3 issued by the
Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission
has recommended approval of the Preliminary Plat of
Glacier Meadows Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular
Council Meeting of June 17, 2002, reviewed the Tri-City
Planning Office Report #KPP-02-3, reviewed the
recommendations of the Kalispell City Planning Board and
Zoning Commission, and found from the Preliminary Plat,
and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-
City Planning Office Report #KPP-02-3 are
hereby adopted as the Findings of Fact of the
City Council.
SECTION II. That the application of Shaw Development for
approval of the Preliminary Plat of Glacier
Meadows Subdivision, Kalispell, Flathead
County, Montana is hereby approved subject to
the following conditions:
1. Development of the subdivision shall be platted in substantial
compliance with the approved preliminary plat which governs
the number and location of lots within the subdivision, common
areas and roadways.
2. That the roadways serving the subdivision shall be constructed
in accordance with the adopted Design and Construction
Standards for the City of Kalispell for local roads. A letter
from an engineer licensed in the State of Montana certifying
that the improvements have been installed according to the
required specifications shall be submitted at the time of
final plat approval along with a letter from the Kalispell
Public Works Department stating that the required improvements
have been inspected and comply with the City standards.
3. That a Certificate of Subdivision Approval be obtained from
the Department of Environmental Quality and written approval
by the Kalispell Public Works Department approving the water
and sewage facilities for the subdivision.
4. A storm water management plan which has been designed by an
engineer licensed in the State of Montana shall be prepared
which complies with the City's Design and Construction
Standards and shall be reviewed and approved by the Kalispell
Public Works Department.
5. That the developer shall obtain written approval for the
proposed approaches onto Whitefish Stage Road and Granrud Lane
by the Montana Department of Transportation, Flathead County
Road Department and Kalispell Public Works Department and any
conditions or improvements associated with the approvals be
completed prior to final plat submittal.
6. That Granrud Lane shall be upgraded to City standards in
accordance with the City of Kalispell's Design and
Construction Standards for urban streets within 24 months of
the approval of final plat of Phase Two.
7. The roads within the subdivision shall be named and signed in
accordance with the policies of the Kalispell Public Works
Department and the Uniform Traffic Control Devices Manual and
approved by the Kalispell Fire Department prior to final plat
submittal.
8. The developer shall provide a plan for mail service approved
by the U.S. Postal Service.
9. Street lighting shall be
shall be shielded so that
onto adjoining properties.
located within the subdivision and
it does not intrude unnecessarily
10. In consultation with the Kalispell Parks and Recreation
Director, the parkland dedication requirements shall be met
with a combination of land, improvements and, if necessary,
cash in lieu of parkland. A portion of the open space /
buffer area noted on the plat in conjunction with the
relocation of the existing pedestrian path along Whitefish
Stage Road within that buffer area shall be equal to 11
percent of the 27.5 acres in lots or 3.03 acres based on a
valuation of $10,000 per acre. The total value of the land,
improvements and cash in lieu of parkland dedication should
equal $30,250.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the
Uniform Fire Code and a letter from the Kalispell Fire
Department approving the access and number and placement of
fire hydrants within the subdivision shall be submitted with
the final plat. The fire access and suppression system shall
be installed and approved by the fire department prior to
final plat approval.
13. That a minimum of two-thirds of the necessary infrastructure
for this subdivision shall be completed prior to final plat
submittal.
14. That a homeowners association be established for the
maintenance of the common area based upon a pro-rata share of
costs.
15. All areas disturbed during development of the subdivision
shall be re -vegetated with a weed -free mix immediately after
development.
16. That preliminary approval shall be valid for a period of three
years from the date of approval.
SECTION III. Upon proper review and filing of the Final
Plat of said subdivision in the office of the
Flathead County Clerk and Recorder, said
premises shall be a subdivision of the City of
Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 17TH DAY OF JUNE, 2002.
ATTEST:
Theresa White
City Clerk
Pamela B. Kennedy
Mayor
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
June 6, 2002
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Glacier Meadows Subdivision
Dear Chris:
The Kalispell City Planning Board met on May 28, 2002, and held a public hearing to
consider a request by Shaw Development for preliminary plat approval of a 82 lot
residential subdivision on property located on the north side of Granrud Lane and the
west side of Whitefish Stage Road in the northeast part of Kalispell. This subdivision
would be developed in two phases and would replace the previously approved 214-unit
condominium project. The property was previously annexed into the city and has an
RA-1, Low Density Residential Apartment.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-02-3, noting
that the most difficult issue is still the requirement for the developer to upgrade
Granrud Lane. Staff recommended approval of the preliminary plat for the subject to
the conditions outlined in the staff report.
At the public hearing the applicants spoke in favor of the proposal and suggested an
alternate design for Granrud Lane rather than upgrading it to City standards. They
also noted that if the buffer area along Whitefish Stage Road was not acceptable to
fulfill the parkland dedication requirement, they would increase the size of the lots
and pay cash in lieu. Two property owners from Buffalo Stage expressed concerns
about the increased traffic along Granrud Lane with the development of the
subdivision.
After the public hearing the board discussed the proposal, taking into consideration
the issues associated with the upgrade of Granrud Lane and modified the conditions
to allow the developer two years after filing the final plat for Phase 2 to complete the
improvements.
A motion was made and passed unanimously to forward a recommendation to the city
council that the preliminary plat for the subdivision be approved subject to the
amended conditions. Those conditions are outlined on attached Exhibit A.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
Preliminary Plat for Glacier Meadows Subdivision
June 6, 2002
Page 2
Please schedule this matter for the June 17, 2002 regular city council meeting. You
may contact this board or Narda Wilson at the Tri-City Planning Office if you have any
questions regarding this matter.
Sincerely
Kalispell City Planning Board
Ron Van Natta
President
RVN/NW
Attachments: Exhibit A (conditions of approval)
Staff report KPP-02-3 and application materials
Draft minutes 5/28/02 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Shaw Dev, 7590 East Gray Rd, Suite 105, Scottsdale, AZ 85260
Schwarz Eng, 100 Financial Drive, Suite 120, Kalispell, MT 59901
H:\FRDO\TRANSMIT\KALISPEL\2002\KPP-02-3.DOC
Preliminary Plat for Glacier Meadows Subdivision
June 6, 2002
Page 3
EXHIBIT A
PRELIINARY PLAT FOR GLACIER MEADOWS SUBDIVISION
AMENDED CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
MAY 28, 2002
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat approval request. A
public hearing was held on this matter at the May 28, 2002 planning board meeting:
Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the number and location of lots within
the subdivision, common areas and roadways.
2. That the roadways serving the subdivision shall be constructed in accordance with
the adopted Design and Construction Standards for the City of Kalispell for local
roads. A letter from an engineer licensed in the State of Montana certifying that
the improvements have been installed according to the required specifications
shall be submitted at the time of final plat approval along with a letter from the
Kalispell Public Works Department stating that the required improvements have
been inspected and comply with the City standards.
That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works
Department approving the water and sewage facilities for the subdivision.
4. A storm water management plan which has been designed by an engineer licensed
in the State of Montana shall be prepared which complies with the City's Design
and Construction Standards and shall be reviewed and approved by the Kalispell
Public Works Department.
5. That the developer shall obtain written approval for the proposed approaches onto
Whitefish Stage Road and Granrud Lane by the Montana Department of
Transportation, Flathead County Road Department and Kalispell Public Works
Department and any conditions or improvements associated with the approvals be
completed prior to final plat submittal.
6. That Granrud Lane shall be upgraded to City standards in accordance with the
City of Kalispell's Design and Construction Standards for urban streets within 24
months of the approval of final plat of Phase Two.
7. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual and approved by the Kalispell Fire Department prior to
final plat submittal.
Preliminary Plat for Glacier Meadows Subdivision
June 6, 2002
Page 4
8. The developer shall provide a plan for mail service approved by the U.S. Postal
Service.
9. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties.
10. In consultation with the Kalispell Parks and Recreation Director, the parkland
dedication requirements shall be met with a combination of land, improvements
and, if necessary, cash in lieu of parkland. A portion of the open space / buffer
area noted on the plat in conjunction with the relocation of the existing pedestrian
path along Whitefish Stage Road within that buffer area shall be equal to 11
percent of the 27.5 acres in lots or 3.03 acres based on a valuation of $10,000 per
acre. The total value of the land, improvements and cash in lieu of parkland
dedication should equal $30,250.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the Uniform Fire Code
and a letter from the Kalispell Fire Department approving the access and number
and placement of fire hydrants within the subdivision shall be submitted with the
final plat. The fire access and suppression system shall be installed and approved
by the fire department prior to final plat approval.
13. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
14. That a homeowners association be established for the maintenance of the common
area based upon a pro-rata share of costs.
15. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date of
approval.
mother lives being substantially impacted by having
buildings that close. He was concerned with how much
buffer zone was proposed. He wondered if there could be a
larger buffer and some kind of border of trees for dust
restraint.
No one else wished to speak and the public hearing was
closed.
BOARD DISCUSSION
There was a brief discussion regarding a buffer. Wilson said
she would question the purpose of the buffer when you have
like uses on adjoining properties. She said it would not
generally be required of the developer to put in a buffer or
provide dust control for adjoining property owners.
MOTION
Atkinson moved and Rice seconded to adopt staff report KPP-
02-1 as findings of fact and recommend to the Kalispell City
Council that the preliminary plat be approved subject to the
14 conditions as listed in the staff report.
BOARD DISCUSSION
Johnson asked and Wirtala answered that they anticipate a
homeowners association between the 8 lot owners. She said
Mr. Schulz would extend the property lines to go down the
hill and maybe overlay a utility easement over the top of that.
ROLL CALL
The motion passed unanimously on a roll call vote.
GLACIER MEADOWS
SUBDIVISION
A request by Shaw Development for preliminary plat
PRELIMINARY PLAT
approval of Glacier Meadows Subdivision, an 82-lot
residential subdivision intended for single-family homes on
38.4 acres on property zoned RA-1 located on the northwest
corner of Whitefish Stage Road and Granrud Lane.
STAFF REPORT Narda Wilson, of the Tri-City Planning Office, gave a
#KPP-02-3 presentation on staff report KPP-02-3, a request for
preliminary plat approval of an 82-lot single-family
residential subdivision on approximately 38.4 acres in
northeast Kalispell. The applicants previously received
approval of a 214-unit condominium project, which has been
abandoned and replaced with the current proposal. The
property was previously annexed into the City and has an
RA-1, Low Density Residential Apartment zoning. The
applicants are proposing the subdivision be developed in two
phases with the first phase being developed on the east side
of the site and consisting of 36 lots, and the second phase
being developed on the west side of the site consisting of 46
lots. The first phase of the subdivision would include the
extension of water and sewer from the south where it is
located in Buffalo Stage and the development of the access
road off of Granrud Lane. There would be two accesses into
the subdivision, one from Whitefish Stage Road and one from
Granrud Lane. A green belt buffer area is proposed between
Kalispell City Planning Board
Minutes of the meeting of May 28, 2002
Page 10
the east portion of the subdivision and Whitefish Stage Road.
The lots within the subdivision range in size from 11,761
square feet to 13,939 square feet. Approval of this
subdivision will supercede all previous approvals. Staff
reviewed the findings of fact and recommended approval of
the preliminary plat subject to 16 conditions.
Van Natta suggested that item #12 say, be installed by the
developer and approved by the fire department. Wilson
noted that change.
APPLICANT/AGENCIES John Schwarz, of Schwarz Engineering, spoke on behalf of
the development team saying they were excited about the
project and that it is a good and suitable use for real estate
around the community. He provided some background and
said their goal was not to have small lots but create a nice
urban lot. Therefore, they have substantially fewer lots,
more consistent with Riverview Greens. He said they were
willing to sacrifice lot density to create a better
neighborhood.
He commented on the condition that Gramud be upgraded
by saying they didn't know what to do. The problem is they
have single lots on both sides that front City streets. He said
they didn't want the people on Granrud to be looking at the
back of lots on the other side of Granrud. He thought they
should construct it more as a collector and a bike path
alternative, rather than sidewalks on both sides. He looked
to the board for direction on that. He said adding sidewalks
on both sides will add to the mess and the poor planning
that has already been done.
Schwarz addressed the parkland stating they would run the
lot line out to Whitefish Stage and pay the cash -in -lieu of, or
they would create a buffer zone without reconstructing the
bike path. He said the developer has no intention of
reconstructing the bike path because significant public funds
were spent to construct it and there isn't a problem with it.
He added that it may be possible to construct mounds and
create an atmosphere with park benches around the existing
bike path and if the path is not suitable for a parkland
dedication then the developer will extend the lot lines to
Whitefish Stage and eliminate that area. He hoped the board
concurred it is a good development and compliments the
neighborhood.
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the issue.
PROPONENTS No one wished to speak.
Kalispell City Planning Board
Minutes of the meeting of May 28, 2002
Page 11
Sally Modie, 29 Bruyer Way Loop, spoke in opposition to the
OPPONENTS proposal stating concerns with the road and added traffic.
She said Granrud is very narrow. She was concerned about
having this large of a development just north of where they
live when their backyard is just 30 feet from the road
easement.
Judy Stack, 33 Bruyer Way, said she had the same concerns
as to the mess going on behind them. She said she just
moved off East Evergreen Road, which is a speedway, to live
in a quieter area. Now she wonders what they've gotten into
and if it would be as bad as East Evergreen.
No one else wished to speak and the public hearing was
closed.
MOTION Rice moved and Johnson seconded to adopt staff report KPP-
02-3 as findings of fact and recommend to the Kalispell City
Council that the preliminary plat be approved subject to staff
recommended conditions.
BOARD DISCUSSION Brechel asked if recommendation #6 had a time limit.
Wilson said it would have to be completed or bonded for by
the filing of final plat for phase two.
Van Natta thought it was an integral part of phase one and
Wilson explained that the developer is required to upgrade
the road, however if they are allowed to finish phase one they
could recoup some expenses first. She suggested alternative
language, such as, requiring upgrade by final plat of phase
two.
Spooner asked for clarity on the issue of phasing. She felt
the residents on Granrud would be subject to more traffic.
Wilson said there are impacts related to the development,
however, it would be utilized as is, according to County
standards, without curb, gutter and sidewalks until whatever
time the planning board deems appropriate.
Van Natta asked and Wilson answered the developer would
have to dedicate an additional 20 feet of right of way to bring
it to a standard 60 feet of road right-of-way.
Johnson asked and Wilson explained that there were two
other condo project and one is still active. The position of
staff would be that once this proposal is approved the others
will be abandoned.
MOTION (AMENDMENT) Atkinson moved and Rice seconded to amend the motion,
relative to item #6 to read, "Granrud Lane shall be upgraded
to City standards in accordance with the City of Kalispell
design and construction standards for urban streets within
Kalispell City Planning Board
Minutes of the meeting of May 28, 2002
Page 12
24 months of the approval of final plat of Phase Two."
BOARD DISCUSSION
Atkinson said he was being as liberal as possible because it
is unfortunate the County didn't plan so it would be fair and
equitable for both sides of the road. He said these folks are
the last ones in and they are willing to upgrade the street he
thought it only fair to give them an opportunity to recoup
some of their costs prior to developing the street.
Brechel asked about sidewalks and Wilson said City
standards require sidewalks on both sides.
ROLL CALL (AMENDMENT)
The motion to amend passed unanimously on a roll call vote.
ROLL CALL (MAIN)
The main motion passed unanimously on a roll call vote.
Van Natta called a five-minute recess and Jean Johnson
stepped down from the board.
OLD BUSINESS:
A request by Wolford Development, LLC for an amendment to
CONTINUATION OF
the Kalispell City -County Master Plan on approximately 232
DISCUSSION — GLACIER
MALL MIXED USE
acres on property located near the north east corner of
LaSalle Road and East Reserve Drive from Light Industrial,
DEVELOPMENT MASTER
Agricultural and Residential to a Commercial, High Density
PLAN AMENDMENT
Residential and Public.
City Attorney Charles Harball commented to the public and
the board as to the appropriateness of their review and
encouraged them to focus on the Glacier Mall discussion to
follow.
Van Natta gave a brief overview of the last meeting. The
public hearing held on May 14, 2002 had been closed and
the protocol for the upcoming for continued discussion
was
outlined.
MOTION Rice moved and Atkinson seconded to adopt amended staff
report KMPA-02-2 as findings of fact for the Master Plan
amendment for "The Glacier Mall Mixed Use Development
Plan", Resolution KMPA-02-213 and the submitted material
and map as amended and to forward a recommendation to
the Kalispell City Council to adopt, as shown on the attached
land use map, a land designation of Commercial for the area
between LaSalle Road and west of Glacier Way that is west
and south of Trumbull Creek and Glacier Way north of the
Park, High Density Residential on the triangular parcel on
the east side of Glacier Way north of and along East Reserve
Drive, High Density Residential along the east side of Glacier
Way that is 200 feet deep starting on the east edge of the
right-of-way and Urban Residential for the area on the east
side of Glacier Way that is not otherwise designated as High
Density Residential along with the goals and policies outlined
Kalispell City Planning Board
Minutes of the meeting of May 28, 2002
Page 13
GLACIER MEADOWS SUBDIVISION PRELIMINARY PLAT
TRI-CITY PLANNING OFFICE
STAFF REPORT #KPP-02-3
MAY 21, 2002
A report to the Kalispell City -County Planning Board and the Kalispell City Council
regarding a request for preliminary plat approval of a 82 lot residential subdivision. A
public hearing on this proposal has been scheduled before the planning board for May
28, 2002 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
BACK '.ROUND- The Whitefish Stage Condominium project has been redesigned from
the 214 unit condominium project for which a conditional use permit was issued too
an 82 unit single-family residential project. This application will supercede other
pending approvals.
A. Applicant: Shaw Development
7590 East Gray Rd, Suite 105
Scottsdale, AZ 85260
(480) 596-5104
Technical Assistance: Schwarz Engineering, Inc.
100 Financial Drive, Suite 120
Kalispell, MT 59901
(406) 755-1333
B. Nature of Application: This is a request for preliminary plat approval of an 82-
lot single-family residential subdivision on approximately 38.4 acres in northeast
Kalispell. The applicants previously received approval of a 214-unit condominium
project which has been abandoned and replaced with the current proposal. The
property was previously annexed into the city and has an RA-1, Low Density
Residential Apartment, zoning. The applicants are proposing the subdivision be
developed in two phases with the first phase being developed on the east side of
the site and consisting of 36 lots and the second phase being developed on the
west side of the site consisting of 46 lots. The first phase of the subdivision would
include the extension of water and sewer from the south where it is located in
Buffalo Stage and the development of the access road off of Granrud Lane. There
would be two accesses into the subdivision, one from Whitefish Stage Road and
one from Granrud Lane. A green belt buffer area is proposed between the east
portion of the subdivision and Whitefish Stage Road. The lots within the
subdivision range in size from 11,761 square feet to 13,939 square feet. Approval
of this subdivision would supercede all previous approvals.
C. Location: The property is located on the west side of Whitefish Stage Road and
north of Granrud Lane in the northeast part of Kalispell. The property proposed
for development can be described as Assessor's Tract 2 in the northeast quarter of
Section 31, Township 29 North, Range 21 West, P.M.M., Flathead County,
Montana.
D. Size:
Total Area: 38.40 acres
Condominium Area: 27.50 acres
Roadways: 7.85 acres
Common Areas: 3.05 acres
E. Existing Land Use: This property is currently being used for agricultural
purposes, primarily small grains such as wheat and barley.
F. Adjacent Land Uses: The area is characterized by duplex residential
development on lots in the area to the south with all of the other surrounding
area being single-family.
North: Single-family homes in Country Village No. 2, County R-1 zoning
East: Single-family homes in Mission Village #4, County R-1 zoning
South: Duplex and single-family homes in Buffalo Stage Phase V,
City RA-1 zoning
West: Single-family homes, County R-1 zoning
G. Zoning: This property is currently zoned RA-1, a Low Density Residential
Apartment zoning district, which has a minimum lot width of 60 feet and a
minimum lot size requirement of 6,000 square feet plus and an additional
3,000 square feet for each additional unit beyond a duplex. The district allows
duplexes and single-family homes as permitted uses and multi -family dwellings
as a conditionally permitted use.
H. Utilities: This property would receive full City services to the subdivision as
provided under the City of Kalispell's Extension of Services Plan.
Water:
Evergreen Water District
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell or private hauler
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell, Edgerton School
Police:
City of Kalispell
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Flathead County Subdivision Regulations.
A. Effects on Health and Safety:
Fire: This subdivision would be annexed into the service area of the Kalispell
Fire Department. The property can be considered to be a low risk of fire
because the subdivision and homes within the subdivision would be
constructed in accordance with the Uniform Fire Code. All of the lots will abut
a street constructed to City standards. Hydrants will be placed in compliance
with the requirements of the Uniform Fire Code and the fire access and
suppression system reviewed and approved by the Kalispell fire chief. Two
accesses in and out of the subdivision are proposed to be developed in the first
phase of the subdivision. The primary entrance to the subdivision would be
located along Whitefish Stage Road and another entrance along Granrud Lane.
Fire access and the suppression system should be installed and approved by
the fire department prior to combustible construction taking place on the site
and prior to final plat approval.
Flo_odiinng: According to FIRM Panel #1810D dated 10/16/96, it notes that this
property is located entirely in Zone C which is not a flood prone area and no
special permits are required for development.
Ass: Access to the development will be from two entrances; one from
Whitefish Stage Road and another one from Granrud Lane. Whitefish Stage
Road is a State secondary highway and is in generally fair condition. Some
sections of Whitefish Stage Road are in marginal condition depending on the
roadway segment. The segment of Whitefish Stage Road fronting along this
property could be described as being in fair condition. Whitefish Stage Road is
scheduled for upgrading in the fall of 2002 or spring of 2003. The upgrading
would include an asphalt overlay, widening of the shoulders, ditching and
striping. It will not include the development of the center turn lane or removal
of the curve near the Stillwater River Bridge nor will it significantly widen the
roadway.
Granrud Lane was recently annexed into the city of Kalispell with the
annexation of the previous development proposal on this site. An entrance to
the subdivision from Granrud Lane is proposed that will be an extension of
Buffalo Stage Drive to the south. Granrud Lane was upgraded several years
ago to County standards which generally included crowning, paving and
ditching. The upgrade was done in conjunction with the development of the
Buffalo Stage subdivisions to the south. The upgrades were not done to City of
Kalispell standards which means they did not include the installation of curb,
gutter and sidewalks.
Access onto Whitefish Stage Road will create an increase in traffic volumes in
the area and exacerbate problems with the current high traffic levels. The
segment of Whitefish Stage Road between West Reserve Drive and the
Stillwater Bridge is the third busiest County road. Additional traffic entering
and leaving Whitefish Stage Road from this subdivision will create additional
impacts to the roadway and traffic in the area.
The internal roadways to serve the subdivision will be newly constructed roads
to City standards and would include curb, gutter, sidewalks and a landscape
boulevard.
3
A bike and pedestrian path was recently completed along west side of Whitefish
Stage Road which runs from West Reserve Drive and continues to the west
through Lawrence Park, over a bridge that crosses the Stillwater River and
connects with the path near Buffalo Hill golf course. A portion of that bike and
pedestrian path runs along the east side of this property and is connected to
the road section.
B. Effects on Wildlife and Wildlife Habitat: This property is generally
agricultural and has been used for small grains. It does not provide important
wildlife habitat for any type of big game or endangered species. This area does
not provide significant habitat for wildlife.
C. Effects on the Natural Environment:
Surface and groundwater: There is no surface water in close proximity to this
site. The Stillwater River lies to the west but no potential impacts to the river
would be expected from this development because of its distance from the site.
Groundwater impacts would generally be anticipated to be minimal as a result
of this subdivision and would be impacted only through the absorption of
storm water runoff. The subdivision will be served by public water and sewer,
thereby minimizing any potential impacts to the groundwater.
Drainage: This site is relatively level and does not pose any unusual
challenges to site drainage. All storm water will have to be managed and
maintained on -site. Curbs and gutters will be installed within the subdivision
as part of a storm drain management plan which will have to be developed to
address potential runoff from the site. An engineered drainage plan that has
been developed in compliance with the City of Kalispell's Design and
Construction Standards will be submitted to the Kalispell Public Works
Department for their review and approval-
D. Effects on Local Services:
Water: Water service will be provided by the Evergreen Water District which
currently has facilities in the immediate area and this property is currently
within the district boundaries. Part of the existing facilities includes an eight -
inch water main that lies to the south of the subdivision in Buffalo Stage Phase
V. Another 12-inch water main lies further to the east. Either or both of those
mains can be extended from their existing location to provide service to the
subdivision. The extension of these mains will provide the Evergreen Water
District with an opportunity to expand and improve their existing system. This
may include developing a loop for the water system in the area servicing the
subdivision. This will apparently be needed to provide adequate flows to the
fire hydrant system in the area. Fire hydrants will be required to be placed in
accordance with the Uniform Fire Code and flow tested. The water system for
fire flow purposes will be reviewed and approved by the Kalispell Fire
Department as well as reviewed for compliance with the standards and
specifications of the Evergreen Water District and the Montana Department of
Environmental Quality.
Water will be metered by the Evergreen Water District and that information will
be provided to the City of Kalispell for the purposes of determining sewer
usage.
fix: Sewer service for the subdivision will be provided by the North Village
Sewer District who have an interlocal agreement with the City of Kalispell to
treat effluent from their district in the Kalispell sewer treatment plant. The
City has an agreement whereby the District will maintain ownership of the
sewer mains until such time as the construction bonds have been paid off.
After the bonds are paid in full, the City will take ownership of the mains. In
the interim, the District collects the connection fees received as the area
develops. Sewer mains are located to the south of this site in Buffalo Stage
Phase V and will be extended to the north to accommodate this subdivision.
The Kalispell Public Works Department maintains and operates the sewer
system within the sewer district and would like to take over the system in its
entirety so that the City will be allowed to collect the connection fees. It is
anticipated that the bonds will be retired in August of 2002. There appears to
be adequate capacity in the sewer treatment plant and the existing collection
system to accommodate the additional impacts to the system as a result of this
subdivision.
Roads: Traffic projections for this subdivision are estimated to be
approximately 820 additional vehicle trips per day at full build out based on
the estimate given the _Trip Generation Manual published by the Institute of
Transportation Engineers based on ten vehicle trips per dwelling. The new
roads within the subdivision will be constructed to City standards. Primary
access to the subdivision will be taken from Whitefish Stage Road and will be
developed as part of Phase I. Currently this segment of Whitefish Stage Road is
the third busiest roadway in the County and had 4,284 daily average vehicle
trips in 1997. Granrud Lane will also provide access to the subdivision from
the south and would also be developed as part of Phase I. Whitefish Stage
Road is a State secondary highway and the new access into the subdivision will
be required by the Montana Department of Transportation to be reviewed,
approved and permitted by them. It is likely that a traffic study assessing the
impacts to Whitefish Stage Road from the subdivision and Granrud Lane will
be required as part of their review process.
Whitefish Stage Road is in Flathead County and as previously mentioned is
planned for some improvements in the spring of 2003. The additional traffic
impacts that may be generated as a result of this subdivision would be subject
to mitigation and improvements identified in the traffic impact analysis that
can be anticipated to be required as part of the review and permitting process
required the Montana Department of Transportation.
Granrud Lane is a City street that was constructed to County standards when
Buffalo Stage subdivision to the south was developed. As such, this roadway is
substandard in that it has a 40-foot right of way rather than a 60-foot right of
way, which is also a County standard, and was not required to be upgraded to
an urban standard. This standard as required under the Kalispell Design and
Construction Standards for City streets would include curb, gutter, sidewalks
5
and a boulevard. One of the most difficult issues relating to the development of
this subdivision is related to improvements to Granrud Lane that would be
borne by the developer of this subdivision. The Kalispell Subdivision
Regulations, Section 3.08( C ) states "any public or private street or road
providing ingress and egress to a subdivision shall meet the street design
standards and specifications stated in Section 3.09 of these regulations." In
essence this would require the developer to upgrade Granrud Lane to City
standards which would mean the inclusion of curb, gutter, sidewalks a
boulevard and an additional 20 feet of right of way.
The past approvals on the condominium project required the developer to
upgrade this roadway, but also allowed it to be done in conjunction with the
phasing of the subdivision. It is notable that this subdivision fronts along the
north side of Granrud Lane with Buffalo Stage Phase V fronting along the south
side of Granrud. There is no provision in the previously approved Buffalo Stage
development that would provide for those residents to share the cost of
upgrade either through a waiver to protest a special improvements district or
for the provision of a future roadway reserve of 10 feet on that portion that
fronts Granrud Lane.
The subdivision regulations require this developer to upgrade Granrud Lane to
City standards because it provides ingress and egress to the subdivision.
Other alternatives may be to require upgrading both sides of the street with
curb and gutter and sidewalks on one side; upgrade only the north side with
curb, gutter and sidewalks; upgrade both sides with just curb and gutter; or
not require any upgrades to Granrud Lane essentially leaving it as is. The
Kalispell Public Works Department is recommending that the subdivision
regulations be adhered to and to require the upgrade of the roadway.
Additionally, the developer has not asked for a variance to the subdivision
regulations.
Whitefish Stage Road also provides ingress and egress to the subdivision but is
classified as a minor arterial and is a State secondary highway. Currently
there is no policy that the City or State has with regard to upgrades to these
primary roadways when they provide primary access to new subdivisions. As
previously mentioned, standard policy by the MDOT is to require a traffic
impact analysis and to identify mitigation and improvements. Additionally,
there is no provision for the assessment or collection of development impact
fees. Roads in the area appear to be adequate to accommodate the additional
traffic that may be generated from this subdivision at full build out subject to
the improvements identified as part of the traffic impact analysis that will be
required by the MDOT.
Schools: This development is within the boundaries of School District #5,
Kalispell, and Edgerton School would serve the primary grades. Upon inquiry
to the school district, Edgerton School has an enrollment capacity of 568
students and as of September of 2001 their enrollment is 548. It can be
anticipated that an additional 40 to 45 additional school aged children could be
generated from this subdivision at full build out. This could have a moderate
impact on the local school. The parents of the children would need to
0
coordinate with the local school district regarding the placement of the children
in schools within the district.
Parks and Open Ste; The state and local subdivision regulations require
that parkland dedication for major subdivisions in the amount of 11 percent or
one -ninth of the area in lots. The Kalispell Subdivision Regulations have
parkland dedication requirements and criteria. Section 3.19 addresses
parkland dedication and outlines criteria for parkland requirements which
provide that the city council, planning board and parks department give due
weight and consideration to the expressed preference of the subdivision to
determine whether the park dedication must be land donation, cash or a
combination of both. Criteria for parkland dedication requires that the land be
useable land and serve the residents of the entire subdivision and in essence
provide a recreational amenity. Section 3.19(C)(2)(d) does not allow "an
undeveloped open space area within a subdivision which does not have
appropriate size, dimensions or access to serve as a park" to be considered
appropriate for park purposes.
The environmental assessment does not adequately address the parkland
dedication requirements, but simply states that parkland dedication does not
apply. It would appear that the developers are proposing to utilize the
approximately 3.5 acre strip of land between the subdivision and Whitefish
Stage Road to satisfy the parkland dedication requirement. In an attached
letter from the Parks and Recreation Director, Mike Baker, he notes that based
on the subdivision criteria for parkland dedication requirements, this buffer
area as a stand alone undeveloped parcel would not qualify and would not
adequately meet the parkland criteria. He further notes that the proximity of
this area to the ultra busy Whitefish Stage Road also presents safety problems.
He further notes that there is a pedestrian path immediately adjacent to the
existing road right of way and that if the developer were willing to relocate the
pedestrian path into this buffer area, the City would qualify a determined
portion of the buffer and relocated pedestrian path as meeting the parkland
dedication requirement.
Of the approximately 38.4 acres included in the subdivision, 27.5 acres is
devoted to lots. As previously noted, the environmental assessment does not
adequately address the parkland dedication requirements and does not state a
price for the land. However, based on the previous approval of the prior
subdivision the land value used for the purposes of calculating cash -in -lieu of
parkland was based on a valuation of $10,000 per acre. If the developer and
City are not able to agree upon the fair market value, the City may require the
value to be established by an appraisal done by a qualified real estate appraiser
of its choosing. Eleven percent of the 27.5 acres would equal approximately
3.03 acres in parkland dedication or cash in lieu of parkland dedication would
be required at $30,250.
Should the pedestrian path currently along Whitefish Stage Road be relocated
within the buffer area of the subdivision, that area and the costs associated
with the construction of the pathway could be counted towards the parkland
7
dedication requirement. The developer should contact the parks and
recreation department and consult with the director regarding the combination
of land, improvements and cash donation, if needed, to meet the parkland
dedication requirements for this subdivision.
Police.: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department responded by stating that they can adequately
provide service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire
Department. Although fire risk is low because of good access, the fire
department is recommending that access to the subdivision and the hydrants
be in place prior to final plat approval. The fire marshal has commented that
water main infrastructure shall be designed to meet the fire flow requirements
of the Uniform Fire Code (1997) Appendix III -A, and fire hydrants delivering the
required fire flow shall be provided prior to combustible construction.
Hydrants shall be installed in accordance with City standards at locations
approved by this department. Additionally approved fire department access
shall be provided to ensure adequate vehicle ingress/egress. Secondary
emergency vehicle access shall be provided, relative to project phasing. Street
names shall be approved by this department.
Sn1id Was Solid waste will be handled by the City of Kalispell and taken to
the Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is close by and less than
three miles from the site.
E. Effects on Agriculture and agricultural water user facilities: The site has
been traditionally used for agricultural purposes, primarily small grains. Its
location within the planning jurisdiction and its proximity to urban services
makes this property suitable for a relatively high density residential
development as is being proposed. There will be relatively no impact on
agricultural uses within the Valley and no impact on agricultural water user
facilities since this property will be served by a public water system.
F. Relation to Master Plan Map: This property is in the Kalispell City -County
planning jurisdiction. The master plan map designation for this area is
Suburban Residential which anticipates up to two dwelling units per gross
acre. These areas are not typically served by community water and sewer. The
plan encourages reconsideration of this area for a higher density once public
water and sewer become available. The next highest density is Urban
Residential which anticipates a density of two to eight dwelling units per gross
acre. The Urban Residential areas would have public water and sewer available
as well as access to services and public facilities. The proposed development
has a gross density of approximately two dwelling unit per acre and would fall
within the Suburban and Urban Residential density of the master plan. The
93
proposed development is in compliance with the land use designation of the
master plan for the area.
G. Compliance with Zoning: The proposed density within the subdivision
complies with the RA-1 density standards of one dwelling per 3,000 square feet
with a density of approximately one dwelling per 20,000 square feet and would
be considered to be a low density development by any urban standard.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the Kalispell Subdivision Regulations and no variances have
been requested.
Staff recommends that the Kalispell City -County Planning Board adopt Staff Report
#KPP-02-3 as findings of fact and recommend to the Kalispell City Council that the
preliminary plat be approved subject to the following conditions:
Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat which governs the number and location of lots
within the subdivision, common areas and roadways.
That the roadways serving the subdivision shall be constructed in accordance
with the adopted Design and Construction Standards for the City of Kalispell for
local roads. A letter from an engineer licensed in the State of Montana certifying
that the improvements have been installed according to the required
specifications shall be submitted at the time of final plat approval along with a
letter from the Kalispell Public Works Department stating that the required
improvements have been inspected and comply with the City standards.
3. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works
Department approving the water and sewage facilities for the subdivision.
4. A storm water management plan which has been designed by an engineer
licensed in the State of Montana shall be prepared which complies with the City's
Design and Construction Standards and shall be reviewed and approved by the
Kalispell Public Works Department.
5. That the developer shall obtain written approval for the proposed approaches onto
Whitefish Stage Road and Granrud Lane by the Montana Department of
Transportation, Flathead County Road Department and Kalispell Public Works
Department and any conditions or improvements associated with the approvals be
completed prior to final plat submittal.
6. That Granrud Lane shall be upgraded to City standards in accordance with the
City of Kalispell's Design and Construction Standards for urban streets.
7. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual and approved by the Kalispell Fire Department prior to
final plat submittal.
8. The developer shall provide a plan for mail service approved by the U.S. Postal
Service.
9. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
10. In consultation with the Kalispell Parks and Recreation Director, the parkland
dedication requirements shall be met with a combination of land, improvements
and, if necessary, cash in lieu of parkland. A portion of the open space / buffer
area noted on the plat in conjunction with the relocation of the existing
pedestrian path along Whitefish Stage Road within that buffer area shall be equal
to 11 percent of the 27.5 acres in lots or 3.03 acres based on a valuation of
$10,000 per acre. The total value of the land, improvements and cash in lieu of
parkland dedication should equal $30,250.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the Uniform Fire Code
and a letter from the Kalispell Fire Department approving the access and number
and placement of fire hydrants within the subdivision shall be submitted with the
final plat. The fire access and suppression system shall be installed and approved
by the fire department prior to final plat approval.
13. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
14. That a homeowners association be established for the maintenance of the
common area based upon a pro-rata share of costs.
15. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date
of approval.
10
litCH U'sYlilRZ ENGINEERING, ` , INC.
April 15, 2002
Ms. Narda Wilson
Tri-City Planning Office
17 Second Street East, Suite 211
Kalispell, MT 59901
Re: Glacier Meadows Kalispell, Montana
Preliminary Plat Application
Dear Narda:
VFC-ElVED
APR 15 2052
1,M ?LW1v4G OFFICE
Submitted for your review is the following information for the Preliminary Plat Application for the
above named development:
1. Completed Application Form
2. Preliminary Plat (16copies)
3. 11" x 17" Preliminary Plat
4. Environmental Assessment
5. Adjacent Property Owners List
6. Review Fee
We are submitting this information for inclusion at the May 14, 2002 meeting of the Kalispell
Planning Board. Should questions arise regarding the information provided above or the
referenced project, please do not hesitate to call our office.
Sincerely,
SCHWARZ ENGINEERING, Inc.
John Schwarz, P.E.
Encl. Application Form
Preliminary Plat (16)
11"x 17" Preliminary Plat
Environmental Assessment
Adjacent Property Owners List
Review Fee - Check No. 920 $2,675.00
Cc: Norm Shaw, N. David Shaw Development, LLC w/enclosures
Jim Purdy, West One Development, LLC w/enclosures
Project File
C:\Schwarz Engineering. Inc\Project Ales\West Won Oevelopmenl\Narda Wi6on, April 15, P001.doc
100 Financial Dr., Suite 120 • Kalispell, MT 59901 • Tel: 406.755.1333 9 Fax: 406.755.1310 • www.schwarzengineering.com
SCHWARZ ENGINEERING 406 7SS 12S3 04/12/02 01:Slpm P_ 002
APPLICATION FOR MAJOR SUBDIVISION PRELIMIRARY PLAT APPROVAL
This application Shan be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
T1i-City Planning Office, 17 Second St East, Suite 211
Kalispell, Montana 59901 Phone: (4061751-1850 Fax. (406)751-1858
l
Major Subdivision (6 or more lots)
Condominiums (6 or more units)
Mobile Home Parks & Campgrounds (6 or more spaces)
Amended Preliminary Plat
Subdivision Variance
Commercial and Industrial Subdivision
Pre -Application Meeting (Major and Commercial)
AAXLr-- GLACIER MEADOWS
OWNERS) OF RECORD:
Shaw Development
Mailing Address
City Scotts(
$600 + $20/lot
$600 + $20/unit
$600 + $20/space
$200
$100 (per variance)
Add $200 to base
preliminary plat fee
$ 50
480.596.5104
State AZ Zip 85260
TECEDUCAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer, �eer, etc):
Name & Address SCHWARZ ENGINEERING, INC.
Name &Address 100 Financial Drive, Suite 120
Name &Address Kalispell, MT 59901
OF PROPERTY.
City/County City of Kalispell
Street Address
Assessor's Tract No(s)
Lot No(s)
1/4 Sec NE Section 31 Township 29 Range 21
GENERAL DZSCREMOR OF SUBDIVISION: Single -Family Residential
Number of Lots or Rental
Total Acreage in Subdivision 38.4 ac
Total Acreage in Lots 71. S "'Minimum Size of Lots or Spaces 0. 27 ac
Total Acreage in Streets or Roads S ac Maximum Size of Lots or Spaces 0.32 ac
Total Acreage in Parks, Open Spaces and/or Common Areas ,1eeac
x.ne 4 ❑N LNtG LN 4wO /5e 1.� 04/12/02 01:51pm P. 003
PROPOSED USES) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family(B3 O � Townhouse Mobile Home Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION 3 DISTRICT 600,000
ESTIMATE OF MARKET VALUE BEFORE IMPROVEII![ENT3
TO BE PROVIDED:
Roads; _Gravel x Paved x Curb x Gutter xSidewalks _Alleys
_Other
Water System: _Individual _Multiple User _Neighborhood x Public
Other
Sewer System: _Individual _Multiple User _Neighborhood X Public
Other
Other Utiftles: _ Y Cable TV Telephone x Electric x Gas
Other
Solid Waste: _Home Pick Up _Central Storage Contract Hauler _Owner Haul
Mail Delivery: _Central Individual _School District: ff 5
Fire Protection, _Hydrants _Tanker Recharge _ Fire District:
Drainage system -,Collection system w/underground storm water disRarsion
trenches
PROPOSED EROSION/SEDIMENTATION CONTROL: Silt Fencing
and
strawbales as necessary
VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no)
If yes,
please complete the information below:
SECTION/REGUI ATION OF REGULATIONS CREATING HARDSHIP:
E37LAIN THE HARDSHIP TEAT WOULD BE CREATED WiTK STRICT
COMPLIANCE OF REGULATIONS:
PROPOSED ALTERNATrMS) TO STRICT COMPLIANCES WIT$ ABOVE
REGULATIONS:
2
au+wrKa t:wINt IN1 4w0 r=n ♦ae_ 04/12/zz 01:51pm P. 004
PLEASE ANSWER THE FOLLOWMG QUESTIONS IN THE SPACES PROVIDED
BELOW:
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
S. What other conditions are unique to this property that create the need for a
variance?
3
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard_
Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee
Adjoining Property Owners List (see example below):
Assessors See-Twn-Ra[ Lot/Tract NO Property Owmr A Mailtna Address
n Q77171 11_29_21 2+=a.ri- 2 N navid $haw oy_n_ o_, lopment, LLC
7590 E. Gray Road, Suite 105
Scottsdale, AZ 85260
1 hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the Tri-City Planning staff to be
present o e property for routine monitoring and inspection during the approval
and deT-qopent p ce s.
L/
(Applicant) (Date)
As approved by the CAB on 4/5/00
Effective 6/1/00
4
SCHWARZ ENGINEERING 406 7SS 1339 04/15/02 04:23pm P. 002
ENVIRONMENTAL ASSESSMENT
FOR GLACIER MEADOWS SUBDIVISION, KALISPELL, MONTANA
1.0 GEOLOGY
A. The site is generally located on the upland plains northeast of Kalispell
between the Stillwater River and the Whitefish River. There are no falls,
slides, slumps, rock outcroppings, mud boggs, or other visually exposed
geological elements apparent on the site.
B. The Upper Flathead Valley Area Montana Soils Survey prepared by the
United States Department of Agriculture and Soil Conservation Service
identifies the soils on -site generally as Kalispell loam with approximately 1/4
of the subdivision being Kalispell - Tuffit silt foams in the southwest corner of
the development. Kalispell loams are generally described as a series
consisting of deep, medium -textured, well -drained soils that have
developed on oulwash fans and glacial lake and stream terraces. The
parent alluvium was derived largely from gray, green, and reddish argillite,
quartzite, and dolomite limestone, all of the Belt geological formation.
2.0 SURFACE WATER
A. Based upon a visual review of the site and maps of the area, there does
not appear to be natural water such as rivers, streams, intermittent
streams, lakes and marshes on the site.
B. There are no artificial water systems such as canals, ditches, aqueducts,
reservoirs or irrigation systems.
C. The site is beyond any known 100-year flood plain.
3.0 VEGETATION
A. The current land use for the site is agricultural with annual crops being
raised on the site. At the time of preparation of this report, the site had
been plowed and there was minimal vegetation on the site.
B. There is an existing overstory and barrier just north of the north boundary of
the development consisting of well -established pine trees. This overstory
vegetation will remain.
4.0 WILDLIFE
A. Wildlife utilizing this site consists of small animals and rodents typical in the
urban Kalispell area. Whitetail deer occasionally pass through the area.
SCHWARZ ENGINEERING 406 7SS 1335 04116/02 04:ZSpm P. 003
B. There are no known wildlife areas, such as big game winter ranges,
waterfowl nesting areas, or habitat for rare and endangered species in
wetlands.
5.0 AGRICULTURE AND TIMBER PRODUCTION
A. As previously noted, the entire site bears historical agricultural use.
B. The typical agricultural production for this site would be approximately
one to three acres of hay for a perennial crop and 30 to 80 bushels per
acre for an annual crop.
C. Adjacent land uses are residential which will limit the development with
any adjacent agricultural uses.
6.0 HISTORICAL, ARCHEOLOGICAL OR CULTURAL FEATURES
A. Based upon site review and preparation of this report, there are no known
historic, archeological or cultural sites, which exists on or near this site.
7.0 SEWAGE TREATMENT
A. Not Applicable.
1. The nearest connection to the public sewer is to the south of this
development on Buffalo Stage Road.
B. 1. We anticipate sewage generated per day by the subdivision at full
development at approximately 300 gallons per lot per day, or
24,900 gallons for the development.
2. Not Applicable.
3. This development is proposed for connection to the City of Kalispell
municipal wastewater collection system.
3. a. Not Applicable.
b. Not Applicable.
c. 1. Not Applicable.
d. The developer will bear the cost of installation and will
transfer ownership to the City after completion.
8.0 WATER SUPPLY
A. Water supply will be provided by the Evergreen Water and Sewer District.
1. They anticipate average day demand for this development will be
approximately 29,000 gallons and the anticipated peak day demand
is approximately 85,000 gallons.
2. Not Applicable_
Environmental Assessment 04115102
Glacier Meadows Subdivision, Kalispell, Montana Page 2 of
SCHWARZ ENGINEERING 406 7SS 1333 0411S102 04e23pm P. 004
3. Not Applicable.
9.0 SOLID WASTE
A. Solid waste collection will be provided by the City of Kalispell.
B. Non -Recyclable waste is disposed of at the Flathead County Landfill.
C. Not Applicable.
10.0 DRAINAGE
A.
1. Any new storm water runoff generated by improvements on the lots will
be disposed of on -site by surface absorption.
2. The proposed paved roadway will be 32 feet wide from back of
curb to back of curb.
3. Not Applicable.
B.
1 /2 Runoff will be collected via curb & gutter for disposal on -site.
3. Proposed sedimentation and erosion will include seeding and
maintaining lawn areas.
4. The drainage plan will be submitted to the Montana Department of
Environmental Quality and the City of Kalispell for review.
11.0 ROADS
A. The subdivision, when fully developed, will generate approximately 325
vehicle trips per day onto Whitefish Stage Road.
1. Traffic from Glacier Meadows Subdivision will exit onto Whitefish
Stage Road to the east and Granrud Lane to the south. The
existing road system will safely accommodate the additional traffic.
The existing road system serves surrounding residential
developments and this additional traffic will not significantly impact
their capacity. The existing width and right of way width is
standard 60 feet.
2. The new subdivision should not significantly increase the
maintenance problems for the existing roads.
B. All costs for road construction will be the developer's responsibility. The
maintenance of the road will be the responsibility of the lot owners, after
the standards one-year warranty period.
C. Soil conditions are not foreseen to present any problems during
construction. The roadway and building areas will be engineered to
conform to established building and construction criteria.
Enviromnenw Assessment 04/
Glacier Meadows Subdivision, Kalispell, Montana Page 3 3 oof f 5
SCNWARZ ENGINEERING 406 7SS 1333 04/1S/02 04123pm P. 006
D. Not Applicable.
E. Year-round access by conventional automobiles over legal rights -of -way
will be available to all lots within the subdivision.
F. N/A
12.0 EMERGENCY SERVICES
A.
I . a. Fire protection will be provided by City of Kalispell.
b. N/A.
C. N/A.
d. Fire Hydrants are proposed, the static pressure should be
between 65 and 75 psi.
2. Police protection will be provided by the Kalispell Police
Department.
3. Ambulance and medical services will be provided by Kalispell
Ambulance Service and Kalispell Regional Hospital. The ALERT
helicopter service and other facilities provide additional
emergency service.
4. The present personnel and facilities for emergency services should
be adequate to serve the needs of the proposed development.
13.0 SCHOOLS
A. The elopement is within the Kalispell School District (School District 5).
B. The number of children which might impact the District is 42, an average
of 0.5 children per residential unit.
14.0 ECONOMIC BENEFITS
A. Will be provided at the public hearing.
B. Will be provided at the public hearing.
C. Will be provided at the public hearing.
13.0 LAND USE
14.0 PARKS AND RECREATIONAL FACILITIES
A. Not Applicable.
P.nvtronmentarAssessment 04115102
Gfacie Meadows Subdivision,Kahspeff,Montana Page 40(5
SCHNF+RZ ENGINEERING 406 7SS 1333 04J1S,102 04:23pm P. 006
11.0 UTILITIES
A. The power company supplying services to the existing development is
Flathead Electrical Co-op. The telephone service is supplied by
CenturyTel. All new utilities are proposed to be installed underground.
B. The preliminary plat will be submitted to all of the above -mentioned utility
companies following preliminary plat approval.
C. The completion date will depend on the approval date and other issues,
but it is anticipated that all utilities will be installed concurrently with the
other site improvements.
C\Schwaa Eriglneenng. Inc\Praie<t Flies\West Won Development\Enwormentol Mwnmen:.aoc
Envlmmnenial Rxeessmenl 04115102
Glacier Meadows Subdivision, Kalispell, Monialm Page 5 of 5
PRELIMINARY PLAT
FOR
GLACIER MEADOWS SUBDIVISION
TRACT 2, SEC. 31, T 29 N, R 21 W, FLATHEAD COUNTY, CITY OF KALISPELL,
MONTANA
SUBDIVIDER:
SHAW DEVELOPMENT
7590 EAST GRAY ROAD, SUITE 105
SCOTTSDALE, AZ 85260
ENGINEER:
SCHWARZ ENGINEERING, INC.
100 FINANCIAL DRIVE, SUITE # 120
KALISPELL, MT 59901
SUBDIVISION DATA:
TOTAL AREA IN SUBDIVISION = 38.4 ACRES
TOTAL AREA IN LOTS (82) = 27.5 ACRES
TOTAL AREA IN PARKS = 3.05 ACRES
TOTAL AREA IN ROADS = 7.85 ACRES
UTILITIES:
WATER - EVERGREEN WATER DISTRICT
SEWER - CITY OF KALISPELL
ROAD -CITY OF KALISPELL
LOT SIZES:
LOT 1 =
0.37 ACRES
LOT 13 =
0.36 ACRES -
LOT 25 =
0.34 ACRES
LOT 2 =
0.37 ACRES
LOT 14 =
0.36 ACRES
LOT 26 =
0.48 ACRES
LOT 3 =
0.37 ACRES
LOT 15 =
0.32 ACRES
LOT 27 =
0.33 ACRES
LOT 4 =
0.37 ACRES
LOT 16 =
0.34 ACRES
LOT 28 =
0.35 ACRES
LOT 5 =
0.35 ACRES
LOT 17 =
0.30 ACRES
LOT 29 =
0.30 ACRES
LOT 6 =
0.38 ACRES
LOT 18 =
0.30 ACRES
LOT 30 =
0.30 ACRES
LOT 7 =
0.37 ACRES
LOT 19 =
0.30 ACRES
LOT 31 =
0.30 ACRES
LOT 8 =
0.34 ACRES
LOT 20 =
0.30 ACRES
LOT 32 =
0.32 ACRES
LOT 9 =
0.34 ACRES
LOT 21 =
0.30 ACRES
LOT 33 =
0.32 ACRES
LOT 10 =
0.34 ACRES
LOT 22 =
0.30 ACRES
LOT 34 =
0.37 ACRES
LOT 11=
0.34 ACRES
LOT 23 =
0.33 ACRES
LOT 35 =
0.34 ACRES
LOT 12 =
0.34 ACRES
LOT 24 =
0.36 ACRES
LOT 36 =
0.37 ACRES
Preliminary Plat for Glacier Meadows Subdivision 4123/2002
Flathead County, Montana Page 1 of2
LOT 37 =
0.37 ACRES
LOT 60 =
0.32 ACRES
LOT 38 =
0.36 ACRES
LOT 61 =
0.34 ACRES
LOT 39 =
0.40 ACRES
LOT 62 =
0.30 ACRES
LOT 40 =
0.29 ACRES
LOT 63 =
0.30 ACRES
LOT 41 =
0.29 ACRES
LOT 64 =
0.31 ACRES
LOT 42 =
0.29 ACRES
LOT 65 =
0.31 ACRES
LOT 43 =
0.29 ACRES
LOT 66 =
0.29 ACRES
LOT 44 =
0.29 ACRES
LOT 67 =
0.30 ACRES
LOT 45 =
0.28 ACRES
LOT 68 =
0.33 ACRES
LOT 46 =
0.27 ACRES
LOT 69 =
0.36 ACRES
LOT 47 =
0.40 ACRES
LOT 70 =
0.35 ACRES
LOT 48 =
0.31 ACRES
LOT 71 =
0.32 ACRES
LOT 49 =
0.42 ACRES
LOT 72 =
0.32 ACRES
LOT 50 =
0.33 ACRES
LOT 73 =
0.30 ACRES
LOT 51 =
0.30 ACRES
LOT 74 =
0.30 ACRES
LOT 52=
0.33 ACRES
LOT 75 =
0.30 ACRES
LOT 53 =
0.33 ACRES
LOT 76 =
0.30 ACRES
LOT 54 =
0.37 ACRES
LOT 77 =
0.30 ACRES
LOT 55 =
0.32 ACRES
LOT 78 =
0.32 ACRES
LOT 56 =
0.30 ACRES
LOT 79 =
0.35 ACRES
LOT 57 =
0.30 ACRES
LOT 80 =
0.40 ACRES
LOT 58 =
0.30 ACRES
LOT 81 =
0.40 ACRES
LOT 59 =
0.31 ACRES
LOT 82 =
0.29 ACRES
Preliminary Plat for Glacier Meadows Subdivision 412312002
Flathead County, Montana Page 2 of 2
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fag: (406) 751-1858
tricity@centurytel.net
TO: Kalispell City Staff and Other Interested Parties
FROM: Narda A. Wilson, Senior Planner
DATE: April 23, 2002
RE: May 28, 2002 Kalispell City Planning Board — Special Meeting
Attached with this memo is a copy of the legal ad, vicinity map, site plan or plat and
application for items that will go before the planning board on the above referenced
date for your information, review and comment.
A request by Mark Owens, dba LBO Limited Partnership for an amendment to the
Kalispell City -County Master Plan on approximately 58 acres for property located
at the northeast comer of Stillwater Road and West Reserve Drive from Agricultural
to Urban Residential, High Density Residential and Neighborhood Commercial.
• A request by Kal-Mont Dairy Farm for preliminary plat approval of Village Heights
Subdivision, an eight lot townhouse subdivision on 2.433 acres for eight duplex
townhouse lots on the north side of Village Loop between Whitefish Stage Road and
West Evergreen Drive.
A request by Shaw Development for preliminary plat approval of Glacier Meadows
Subdivision, an 82 lot residential subdivision intended for single-family homes on
38.4 acres at Whitefish Stage Road and Granrud Lane. .
These items will go before the Site Development Review Committee in the Conference
Room of the Kalispell Building Dept. at the northwest comer of Thud Avenue East and
Thud Street East on:
May 9, 2002
May 16, 2002
Comments By:
• May 20, 2002 so that they can be incorporated into the staff report
These matters will go before the Kalispell City Planning Board on May 28, 2002 for
public hearing. Please bring your comments to the above referenced site review
committee meeting(s) or submit your comments in writing or by phone, prior to May
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY
Thursday, May 9, 2002
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer
Jim Brown, Assistant Police Chief
Craig Kerzman, Building Official
Tim Stewart, Fire Marshal
P. J. Sorensen, Zoning Administrator, Chair
Mike Baker, Parks & Rec. Director
Jeff Clawson, Plans Examiner
Susan Moyer, Comm Dev. Director
Narda Wilson, City Planner
Kathy KubEn, Recording Secretary
Guests: Laverne and Jerry Scott, landowners, and Mary Kay Myett, their real estate agent
OLD BUSINESS:
Second Avenue West Senior Housing - General discussion was held and the site plan was
reviewed. Susan mentioned that the City is in negotiation with Hampstead regarding the
purchase of the old Montana Motor Sports property. The City would like to put a parking
lot there. The building plans have not yet been received. The site plan was preliminarily
approved by the committee pending receipt of final building plans.
OTHER DISCUSSION:
Lee's Meridian Business Park - Mary Kay Myett - Narda stated that we required an
easement from the end of the cul-de-sac for future road extension. There is sewer and water
to the southerly end of the cul-de-sac. There is a fence up, and the people that own the
property in the back (the Scotts) want to put in a gate and have access to the cul-de-sac via
the easement. This is privately owned property on part of Lot 5 and Lot 6. The Scotts will
need to acquire a private easement from both the property owners, or they could extend the
road and dedicate it to the public. We don't want them to block the future extension of a
road with abuilding if they acquire the easement. The City would prefer the road be extended
or at least grant the same extension. They couldn't build on the 66 feet - this would be an
encumbrance.
NEW BUSINESS:
Glacier Fur - 2185-3rd Avenue East behind Billmayer's near Scotty's - Needs an
Administrative CUP to expand. They want to build a couple of shops in the future (on a
separate parcel to the rear) and rent them out. There is no other access except through
Billmayer's parking lot. The Fire Department needs to take a look at this. The paving ends
when it reaches the site. They are short on parking spaces and will need to pave. They could
move over the property line to provide additional parking. We are just looking at their
proposed addition right now. There is a five-foot setback. This will be on the agenda next
week. Hydrants and access will be the issues for the Fire Department to look at.
Tri-Star Communications - Metal cell tower 180 feet tall. It needs to be in substantial
conformance with their CUP. Fire and building need to approve. They want to put in an 8-
foot tall climb -proof fence around the facility. A five-foot high hedge needs to be around the
fence. The fence can only be 6-feet unless they bring it inside the setbacks. Landscaping
issues need to be in conformance. They need to show their conformance with FAA
requirements. They need to have their address posted for emergency services. PJ will call
them There is presently an old building on -site. This will be on the agenda next week.
Planning Board Agenda Items - Meeting to be held on May 281'.
---West View Estates Master Plan Amendment - 60 acres northeast comer of Stillwater
Road and West Reserve Drive, about one mile west of Home Depot - Mark Owens is the
owner. They want to use the State School Section property to get access for services. They
want us to annex the property and come in with a 119 lot residential subdivision. B-1
Neighborhood/Commercial zoning for the front (does not allow for convenience stores as
shown on their plan). They will have to have City utilities there. The Fire Department will
take a look at it.
---Village Heights Subdivision Preliminary Plat - Ten Lot Townhouse Subdivision the
north side of Village Loop between Whitefish Stage and West Evergreen. No sidewalks are
in yet. A really nice mix for the neighborhood. They are on Evergreen water. The water is
looped. We can't accept the common area as parkland. He will have to pay cash in lieu.
---Glacier Meadows Preliminary Plat - 96 Lot Residential Subdivision off of Whitefish
Stage to the north of Granrud (this is the third version, two prior applications were for
condos) - all SFRs. Have them relocate the trail outside ofthe right-of-way. Mike will write
a letter re: the trail (i.e. should it be considered to be parkland). They eliminated the parks
that were on the previous design. Some street names are the same as other roads in or near
Kalispell and will need to be changed. There is no provision for storm water. Need to
upgrade Granrud.
OTHER DISCUSSION:
Apartment Complex - Four-plex units south of the City Shops. Joe Clark wants to use the
20-foot strip in the public right-of-way for access. It is part of the property in the back.
Narda showed the new design that she and Mr. Clark came up with yesterday. They need to
have access off of First, not the City driveway. Fire access could be an issue. A 20' x 20' "T"
turn around at the end may help with fire access. They could use a sight -obscuring fence to
keep out the dust along the city access next to the site. Maybe there could be an emergency
access gate between the site and the city access.
Glacier Mall - Dick spoke with two men re: drainage at Glacier Mall.
The meeting was adjourned at 11:25 a.m
cc: Chris Police 3CPO Parks Comm. Dev.
Craig Fire Pi Public Works
Kalispell Fire/Ambulance Dept.
312 1-Ave East - P.O. Box 1997 Telephone 406-758-7763
Kalispell, MT 59903 -1997 Fax 406-758-7952
TO: NARDAA. WILSON, SENIOR PLANNER
FROM: JIM STEWART, FIRE MARSHAL'�
DATE: MAY 13, 2002
SUBJECT: PRELIMINARY PLAT APPROVAL— GLACIER MEADOWS
We have reviewed the information submitted on the above -referenced project and have the
following comments.
1. Water main infrastructure shall be designed to meet the fire flow requirements of the
Uniform Fire Code (1997) Appendix III -A. Fire hydrants delivering the required fire
flow shall be provided prior to combustible construction. Hydrants shall be installed in
accordance with City standards at locations approved by this department.
2. Approved fire department access shall be provided to ensure adequate vehicle
ingress/egress. Secondary emergency vehicle access shall be provided, relative to
project phasing.
3. Street names shall be approved by this department.
Please contact me if you have any questions. I can be reached at 758-7763.
Assisting The Community In Reducing And Preventing Emergencies"
City of Kalispell
Post Office Box 1997 - Kalispell, Montana 59903-1997 - Telephone (406)758-7700 Fax(406)758-7758
May 13, 2002
Narda Wilson, Senior Planner
Tri-City Planning
17 Second Street East, Suite 211
Kalispell MT 59901
Re: Glacier Meadows Subdivision, Whitefish Stage Road & Granrud Lane
Dear Narda:
The developer of Glacier Meadows Subdivision is proposing to satisfy parkland requirements by
designating a narrow strip of 3.5 acres of parkland immediately adjacent to Whitefish Stage Road
on the east border of the proposed subdivision. Based on subdivision criteria for parkland
requirements, this buffer area as a stand alone undeveloped parcel would not qualify and would
not adequately meet the criteria specifics.
I am concerned with the safety factor and the proximity of the proposed parkland to the ultra busy
Whitefish Stage Road. If the developer were to relocate the pedestrian path in this buffer area, the
City could qualify a determined portion of the buffer as meeting the parkland requirement. This
option would move the Whitefish Stage Road pedestrian path off the immediate road right-of-way
and lessen the possibility of pedestrian/vehicle encounters. The proposed parkland site and it's
location to Whitefish Stage Road really limits the potential for parkland development.
If you need additional information regarding this issue, please feel free to give me a call
Sincerely,
la�
Mich el Baker, C.L.P.
Director, Parks and Recreation
7
9
2 6
3 A,
5
m Its h, 113
Em
CMt.Y WAY, IM
4+ n
2
4/ 58
4C 1 40
PARK
F
1 1, �, �-: . -
55, 71104.105
54 72
�
Mil GLACIER ,__5?- - a C'
SJ
56A
51 74
R-1 47 49� 3 A-4 m
75 76: 77178 79
46 . . .....tes
5H
A se
6
I RA-1
41; , I w
r
VICINITY MAP
SHAW DEVELOPMENT .
PRELIMINARY PLAT (GLACIER MEADOWS)
AN 82 LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION
RA-1, LOW DENSITY RESIDENTIAL APARTMENT
CITY OF KALISPELL ZONING JURISDICTION PLOT DATE 4/26/02
FILE# KPP-02-3 SCALE 1" = 600' EL\gw\mte\kppO2-3.dwg
E2—The Daily Inter Lake, Sunday, May 12, 2002
LEGAL NOTICES
the Kalispell City Plan-
ning Board and Zoning
Commission is sched-
uled for Tuesday, May
-28, 2002 beginning at
-_, 7:00 PM in the Kalispell
'City Council Chambers,
,Kalispell City Hall, 312
First Avenue East, Ka-
lispell. During the regu-
larly scheduled meeting
of the planning board,
. the board will hold a
-: public comments on the
following agenda item.
P�The board will make a
recommendation to the
Kalispell City Council
who will take final ac-
tion.
' A request by Mark
Owens, dba LBO Limit -
ad Partnership for an
amendment to the Kalis-
pell City -County Master
Plan on approximately
58 acres for property lo-
cated at the northeast
corner of Stillwater
Road and West Re-
serve Drive. The pro-
posal would amend the
master plan for the area
from Agricultural to Ur-
�ii�
LEGAL NOTICES
ban Residential on ap-
proximately 42 acres, to
High Density Residen-
tial on approximately 9
acres and Neighbor-
hood Commercial desig-
nation on approximately
7 acres. The amend-
ment would facilitate the
development of a 119-
lot residential subdivi-
sion and future develop-
ment of high density
residential and small
scale commercial. If the
master plan amendment
is approved, annexation
of this property to the
city of Kalispell and as-
signment of appropriate
zoning would be under-
taken immediately. The
properties proposed for
the plan amendment
can be described as a
portion of Assessor's
Tract 5+ located in Sec-
tion 25, Township 29
North, Range 22 West,
P.M.M., Flathead Coun-
ty, Montana
A request by Kal-Mont
Dairy Farm for prelimi-
nary plat approval of Vil-
lage Heights Subdivi-
sion, an eight lot town-
house subdivision on
2.433 acres. There
mlum
LEGAL NOTICES
would be eight duplex
townhouse lots created
in the subdivision that
range in size from 9,496
square feet to 29.267
square feet. The lots
front on the north side of
Village Loop between
Whitefish Stage Road
and West Evergreen
Drive. The property pro-
posed for this subdivi-
sion can be described
as a portion of Asses-
sor's Tract 5 in Section
32, Township 29 North,
Range 21 West, PM.M.,
Flathead County, Mon-
tana.
A request by Shaw
Development for pre-
liminary plat approval of
Glacier Meadows Sub-
division, an 82 lot resi-
dential subdivision in.
tended for single-family
homes on 38.4 acres.
Primary access to the
subdivision would be
from Whitefish Stage
Road and Granrud
Lane. The lots within the
subdivision range in
size from 11,761 square
feet to 13,939 square
feel. Approval of this
subdivision would Su-
persede all previous ap-
LEGAL. Norms
provals. The property
proposed for this subdi-
vision can be described
as Assessor's Tract 2 in
the northeast quarter of
Section 31, Township
29 North, Range 21
West, PM.M., Flathead
County, Montana.
Documents pertaining
to this agenda item are
on file for public inspec-
tion at the Tri-City Plan-
ning Office, 17 Second
Street East, Suite 211.
Kalispell, MT 59901.
and are available for
public review during
regular office hours.
Interested persons are
encouraged to attend
the hearing and make
their views and con-
cerns known to the
Board. Written com-
ments may be submit-
ted to the Tn-City, Plan-
ning Office at the above
address, prior to the
date of the hearing, or
contact Narda Wilson,
Senior Planner, at (406)
751-1850 for additional
information.
/s/rhomas R. Jentz
Thomas R. Jentz
Planning Director
May 12, 2002
TCPO
Major Subdivision 2002
CERTIFICATION
APPLICANT: SHAW DEVELOPMENT
TCPO FILE NO: #KPP-02-3, GLACIER MEADOWS
I, the undersigned certify that I did this date mail via certified or registered
mail a copy of the attached notice to the following list of landowners
adloinins the property lines of the property that ' to be subdivided.
d//t.
Date: J ' /0u
Assessor's # S-T-R Lot/Tract# Property Owner/Mail Address
SHAW DEVELOPMENT
7590 EAST GRAY RD., SUITE 105
SCOTTSDALE AZ 85260
SCHWARZ ENGINEERING
100 FINANCIAL DRIVE, SUITE 120
KALISPELL MT 59901
AND ATTACHED LIST
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING
West View Estates Master Plan Amendment - 60 Acres
Village Heights Subdivision Preliminary Plat - 10 Lot Townhouse Subdivision
Glacier Meadows Preliminary Plat - 96 Lot Residential Subdivision
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled
for Tuesday, May 28, 2002 beginning at 7:00 PM in the Kalispell City Council Chambers,
Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly scheduled meeting
of the planning board, the board will hold a public hearing and take public comments on the
following agenda item. The board will make a recommendation to the Kalispell City Council
who will take final action.
1. A request by Mark Owens, dba LBO Limited Partnership for an amendment to the
Kalispell City -County Master Plan on approximately 58 acres for property located at the
northeast comer of Stillwater Road and West Reserve Drive. The proposal would amend
the master plan for the area from Agricultural to Urban Residential on approximately 42
acres, to High Density Residential on approximately 9 acres and Neighborhood
Commercial designation on approximately 7 acres. The amendment would facilitate the
development of a 119-lot residential subdivision and future development of high density
residential and small scale commercial. If the master plan amendment is approved,
annexation of this property to the city of Kalispell and assignment of appropriate zoning
would be undertaken immediately. The properties proposed for the plan amendment can
be described as a portion of Assessor's Tract 5+ located in Section 25, Township 29
North, Range 22 West, P.M.M., Flathead County, Montana
2. A request by Kal-Mont Dairy Farm for preliminary plat approval of Village Heights
Subdivision, an eight lot townhouse subdivision on 2.433 acres. There would be eight
duplex townhouse lots created in the subdivision that range in size from 9,496 square
feet to 29,267 square feet. The lots front on the north side of Village Loop between
Whitefish Stage Road and West Evergreen Drive. The property proposed for this
subdivision can be described as a portion of Assessor's Tract 5 in Section 32, Township
29 North, Range 21 West, PM.M., Flathead County, Montana.
3. A request by Shaw Development for preliminary plat approval of Glacier Meadows
Subdivision, an 82 lot residential subdivision intended for single-family homes on 38.4
acres. Primary access to the subdivision would be from Whitefish Stage Road and
Granrud Lane. The lots within the subdivision range in size from 11,761 square feet to
13,939 square feet. Approval of this subdivision would supercede all previous approvals.
The property proposed for this subdivision can be described as Assessor's Tract 2 in the
northeast quarter of Section 31, Township 29 North, Range 21 West, PM.M., Flathead
County, Montana.
Documents pertaining to this agenda item are on file for public inspection at the Tri-City
Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and are available for
public review during regular office hours.
Interested persons are encouraged to attend the hearing and make their views and concerns
known to the Board. Written comments may be submitted to the Tri-City Planning Office at
the above address, prior to the date of the hearing, or contact Narda Wilson, Senior Planner,
at (406) 7511-1850 for additional information.
R 4
Thomas R. Jentz
Planning Director
CITY OF KALISPELL FLATHEAD COUNTY WELLER, KRISTOFFER M &
PO BOX 1997 900 S MAIN ST DEBORAH L
KALISPELL, MT 59903 KALISPELL, MT 59901-5400 34 CHIP COURT
KALISPELL, MT 59901-2781
HARKER, MARY E
38 CHIP CT
KALISPELL, MT 59901
FORSHNER, REGINALD S & FRIEDA
205 BUFFALO STAGE
KALISPELL, MT 59901
LARUE, RONALD D & SUSAN J
49 BRUYER WAY LOOP
KALISPELL, MT 59901
HOLLIS, JOHN G & MARY J
37 BRUYER WAY LOOP
KALISPELL, MT 59901
DAILEY, GLORIA
183 OLD HIGHWAY 93 S
SOMERS, MT 59932
GARCIA, CARLOS E
SMITH-GARCIA, TARA
9 BRUYER WAY
KALSPELL, MT 59901-6320
WEIR, MICHELLE
505 COUNTRY WAY E
KALISPELL, MT 59901-2101
CHUTE, CRAIG K & PAMELA
198 GRANRUD LANE
KALISPELL, MT 59901-2111
SONJU, JASON O & PAMELA J
2902 US HIGHWAY 93 N
KALISPELL, MT 59901
SWENSON, MELANIE MARIE
432 E IDAHO STE C247
KALISPELL, MT 59901
GILLETTE, MARK & TINA
PO BOX 342
KALISPELL, MT 59903-0342
STACK, THOMAS G & JUDITH ANN
33 BRUYER WAY LOOP
KALISPELL, MT 59901
HAMMER, TODD A & NANCY H
21 BRUYER WAY LOOP
KALISPELL, MT 59901
PETERSEN TRUST, ROBERT J
523 COUNTRY WAY E
KALISPELL, MT 59901-2101
COLLISON, WALTER R & DORIS
2064 MISSION WAY S
KALISPELL, MT 59901-2233
THORNE, JAMES M & TERRY S
2187 MISSION WAY
KALISPELL, MT 59901-2220
BYRNE, PEGGY M
206 BUFFALO STAGE
KALISPELL, MT 59901
FROMM, STEPHEN D & ALICE M
203 BUFFALO STAGE
KALISPELL, MT 59901
HUBBARD, BEVERLY J
1847 NORTH BELMAR B
KALISPELL, MT 59901
MODIE, ROBERT A & SALLY A
29 BRUYER WAY LOOP
KALISPELL, MT 59901-0000
ARMENI, DANIEL T & SHARON L
4619 N GORE ST
TACOMA, WA 98407
JENSEN, CINDY
515 COUNTRY WAY
KALISPELL, MT 59901-0000
BORDER, SHERYL A & ROBERT M
588 COUNTRY WAY
KALISPELL, MT 59901-2102
GRANRUDGUARDIAN
CONSERVATOR, NILES M
237 GRANRUD LANE
KALISPELL, MT 59901
ASHLEY SR, CHARLES H EICKERT, ROBERT CHARLES & CHERPENSEEL, SHIRLEY M
ASHLEY, JANICE L THERESA FAYE 505 COUNTRY WAY S
214 GRANDALE AVE 501 COUNTRY WAY S KALISPELL, MT 59901-2183
KALISPELL, MT 59901-2109 KALISPELL, MT 59901-2183
HEUSCHER, SANDY MC VICKER, ROBERT G & KIMBERLY BURFEIND, GLENN A & DEBORA S
545 COUNTRY WAY S 1974 MISSION WAY S 1992 MISSION WAY S
KALISPELL, MT 59901-2183 KALISPELL, MT 59901-2231 KALISPELL, MT 59901-2231
DOLAN,RUTHJ
KOELZER, KATHLEEN M
2010 MISSION WAY S
KALISPELL, MT 59901-2233
KOFFLER, BEN L & JOYCE M
2082 MISSION WAY S
KALISPELL, MT 59901-2233
WILLIS, CLIFFORD L & BARBARA N
2136 MISSION WAY S
KALISPELL, MT 59901-2235
ROSS, JOE C & SHIRLEY M
222 GRANDALE AVE
KALISPELL, MT 59901
KOTTRABA, LONNY & JOVITA
554 COUNTRY WAY
KALISPELL, MT 59901-2102
HART, RALPH F & PATRICIA A
530 COUNTRY WAY E
KALISPELL, MT 59901-2102
SCHWARZ ENGINEERING
100 FINANCIAL DR, SUITE 120
KALISPELL, MT 59901
PAULINO, EDDIE B & THERESA R
2028 MISSION WAY S
KALISPELL, MT 59901
TRUNKLE, GREGORY & DEVERA
JENSEN SR, WALTER
JENSEN, DOROTHY
2100 MISSION WAY S
KALISPELL, MT 59901-2235
GIACOMO, THOMAS PAUL
2172 MISSION WAY S
KALISPELL, MT 59901
JOHNSON, NORMAN L & VICKIE A
2154 MISSION WAY S
KALISPELL, MT 59901-2235
ZANDER, KIRK D & MELANIE M
PO BOX 7695
KALISPELL, MT 59904-0695
HAHN, PAUL D & ANN M
195 ZIMMERMAN RD
KALISPELL, MT 59901-4650
SHAW DEVELOPMENT
7590 E GRAY RD, SUITE 105
SCOTTSDALE, AZ 85260
GARFIELD, JOHN W & BETTY M
2046 MISSION WAY S
KALISPELL, MT 59901-2233
OXFORD, JAY JEFFERSON &
MICHELLE L
PO BOX 7686
KALISPELL, MT 59904-0686
WILSON, ROBERT O & RUTH O
2190 MISSION WAY S
KALISPELL, MT 59901-2235
MAY, BRUCE
SYNDER, ELAINE
540 COUNTRY WAY
KALISPELL, MT 59901-2102
GARDNER, BRIAN J & LA VONNE C
525 COUNTRY WAY S
KALISPELL, MT 59901
KRIER JR, JEROME J
KRIER, THERESA A
572 COUNTRY WAY
KALISPELL, MT 59901